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Sam covers personal finance topics, from the best savings rates to the reasons mortgage lenders say no. He enjoys crunching the numbers to help consumers get ahead.
Mortgage rates have risen again in recent weeks. For the typical home buyer, the average monthly repayment has increased by almost £130 since January.
Moving costs have also increased over the past few years. Between November 2024 and 2025, the average cost of moving home in England jumped up by 27%.
With buyers facing higher costs from all angles, a new-build home could be worth considering, as developers typically offer incentives to help with the cost of moving.
Here, Which? outlines the incentives currently offered by the country's biggest developers, highlights what to consider before buying a new-build and explains how some buyers can access lower mortgage rates.
Many builders offer help with deposits as an incentive. For example, Persimmon Homes will gift an extra 5% of the sale price to buyers. Meanwhile, Barratt Homes will match buyers' 5% deposits, up to a maximum of £25,000.
This gives buyers more equity, which could help them qualify for a slightly lower mortgage rate.
Some developers, such as Lovell Homes, will cover your stamp duty bill, known as Land Transaction Tax (LTT) in Wales and Land and Buildings Transaction Tax (LBTT) in Scotland. For a home mover buying a £300,000 property in England, this would save £5,000.
Stamp duty is typically the biggest single cost when moving home. To see how much you would pay, based on the price of the property you're buying, head to our stamp duty calculator.
For home movers seeking a quick sale, some developers will buy your current home. This also enables buyers to avoid estate agent fees, which cost the average English home mover £4,615, according to research from Reallymoving.
For example, Bellway offers a 105% part exchange programme on selected developments and plots. It will arrange for your current home to be valued and then offer 105% of that valuation to help with moving costs.
If you're a key worker or in the armed forces, make sure to check if the builder offers incentives specifically for you. For members of the armed forces, David Wilson Homes will contribute either 2.5% to 5% of the property's value, up to a maximum of £25,000, depending on the build stage of the property.
Borrowers have faced high mortgage rates for some time, and further conflict in the Middle East means they are likely to remain elevated for a while longer. In the past few days, some lenders have increased rates by half a percentage point. This is in response to fears that the base rate will be increased later in the year to tackle inflation caused by rising energy costs.
The best fixed rates are currently around 4.7%, while the cheapest trackers are just above 4%. For first-time buyers with a 10% deposit, the best fixed rates are around 5%.
The good news is that if you buy a new-build property, you may be able to get a lower mortgage rate, albeit only as an introductory offer.
Own New offers lower mortgage rates for buyers of new-builds, with rates between 3.27% and 3.57% depending on your loan amount and deposit size. It offers these mortgages through partnerships with a wide range of homebuilders, including Barratt Homes, David Wilson Homes and Redrow, and they are offered in partnership with major lenders.
Find the right mortgage using the fee-free service provided by L&C Mortgages
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If you're thinking about buying a new-build property, it's worth doing your homework on the developer.
Visit finished homes to inspect the build quality. If none are complete on the development you're considering, visit another site by the same builder. This also gives you the chance to speak to residents about their buying experience and what they think of their homes.
When viewing a development, look beyond the property itself. Research future plans for the area, as nearby developments or later construction phases could affect property values and your quality of life.
Unlike older properties, new-builds typically come with a 10-year warranty, but don't assume everything is covered. Make sure you understand exactly what it does and doesn't include.
Also be aware that even if you buy a freehold new-build, you may still have to pay estate fees if private roads, green spaces or communal areas are managed by third parties. Before buying, check whether extra charges apply and consider whether they could affect the home's appeal when you come to sell.
While buying a new-build property can come with incentives, there are potential drawbacks that you should be aware of.
Below, we outline the advantages and disadvantages of buying a new-build home:
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